Level 2 home buyers survey or home report are the same type of survey.
Surveyors conduct level 2 surveys such as home reports, buy-to-let home surveys, house surveys, home buyers reports, and home buyers surveys.
The Level 2 home buyers survey or home report includes a physical inspection of the property and a detailed report based on this inspection. The surveyor providing this service aims to offer professional advice to help you make an informed decision on whether or not to proceed with purchasing the property. They will also advise on any necessary repairs or replacements needed for the property, and recommend further advice to consider before committing to the purchase.
The inspection
The surveyor inspects the inside and outside of the main building and all permanent outbuildings, recording the construction and significant visible defects that are evident. This inspection is intended to cover as much of the property as is physically accessible. Where this is not possible, an explanation is provided in the ‘Limitations on the inspection’ box in the relevant section of the report. The surveyor does not force or open up the fabric of the building. This includes taking up fitted carpets, fitted floor coverings or floorboards; moving heavy furniture; removing the contents of cupboards, roof spaces, etc.; removing secured panels and/or hatches; or undoing electrical fittings. If necessary, the surveyor carries out parts of the inspection when standing at ground level, from adjoining public property where accessible. This means the extent of the inspection will depend on a range of individual circumstances at the time of inspection, and the surveyor judges each case on an individual basis. The surveyor uses equipment such as a damp meter, binoculars and torch, and uses a ladder for flat roofs and for hatches no more than 3m above level ground (outside) or floor surfaces (inside) if it is safe to do so. If it is safe and reasonable to do so, the surveyor will enter the roof space and visually inspect the roof structure with attention paid to those parts vulnerable to deterioration and damage.
The surveyor conducts an inspection of both the interior and exterior of the main building as well as any permanent outbuildings. During these inspections, he carefully documents the construction methods used and any significant visible defects that are present. It is important to note that this inspection is limited to areas that are physically accessible, and any limitations are clearly outlined in the relevant section of the report.
The surveyor does not cause damage to the building fabric during the inspection, which means he does not lift up fitted carpets or floor coverings, move heavy furniture, empty cupboards or roof spaces, remove secured panels or hatches, or tamper with electrical fittings. In some cases, he may need to conduct parts of the inspection from ground level or adjoining public property if it is safe to do so.
He uses various tools and equipment during the inspection, such as a damp meter, binoculars, a torch, and a ladder for flat roofs and hatches that are no more than 3m above ground level or floor surfaces. If it is safe and reasonable, he will enter the roof space to visually inspect the structure, paying particular attention to areas that are prone to deterioration or damage. Each inspection is carried out on a case-by-case basis, taking into consideration individual circumstances at the time of the inspection.
Although the surveyor does not move or lift insulation material, stored goods or other contents. The surveyor also carries out a desktop study and makes oral enquiries for information about matters affecting the property.
Services to the property
Services are typically concealed within the fabric of the building. The surveyor is only able to inspect the visible components of the services available. Please note that specialist tests are not conducted during the inspection. It is important to be aware that the visual inspection does not determine the efficiency or safety of electrical, gas, or other energy sources. Additionally, the inspection does not cover the examination of plumbing, heating, or drainage systems to ascertain if they comply with current regulations, nor does it include an assessment of the internal condition of chimneys, boilers, or other flues.
Outside the property
The surveyor conducts an inspection of the condition of boundary walls, fences, permanent outbuildings, and shared areas. This involves walking around the grounds and neighbouring public property where access is available. Any restrictions to access, such as overgrown plants blocking closer inspection, are noted in the report along with advice on potential risks that may require further investigation.
Permanent outbuildings that include swimming pools and sports facilities are also inspected, but the surveyor does not provide detailed reports on the leisure facilities themselves. This includes the internal and external condition of the pool and its equipment, landscaping, tennis courts, and temporary outbuildings.
Flats
When surveying flats, the building surveyor evaluates the overall condition of the exterior surfaces of the building, as well as its access areas (such as communal hallways and staircases leading directly to the flat in question) and any accessible roof spaces owned by the flat. The surveyor does not inspect drainage systems, lifts, fire alarms, or security systems. External wall systems are also not included in the inspection. If the surveyor has any particular concerns regarding these elements, they will recommend further investigation before finalising a purchase agreement.
Dangerous materials, contamination and environmental issues
The surveyor does not inquire about contamination or environmental hazards. However, if there are concerns, the surveyor should recommend further investigation. It is assumed that no harmful or dangerous materials were used in the construction, and the surveyor is not required to justify this assumption. If the surveyor finds evidence of such materials, they must report it and seek further instructions.
The surveyor does not conduct asbestos inspections or act as an asbestos inspector under The Control of Asbestos Regulations 2012 (CAR 2012). However, the report should highlight any suspected presence of asbestos-containing materials if identified during the inspection. For flats, the surveyor assumes there is a ‘dutyholder’ as defined in CAR 2012, and that there is an asbestos register and effective management plan in place, posing no significant health risk or requiring immediate action. The surveyor does not consult with the dutyholder.
The report
The surveyor has prepared a condition report based on the inspection findings, which is intended for your use only. They cannot be held liable if the report is used by any other party. If you choose not to follow the recommendations provided in the report, you do so at your own risk. The report provides an objective description of the condition of the building elements and includes an assessment of the significance of any defects or issues identified. While the report is succinct, it does offer guidance on necessary repairs and ongoing maintenance requirements. In cases where the surveyor is unable to make a definitive assessment, they will recommend further investigation.
Condition ratings
The surveyor gives condition ratings to the main parts (the ‘elements’) of the main building, garage and some outside elements. The condition ratings are described as follows:
Condition rating 3 – Defects that are serious and/or need to be repaired, replaced or investigated urgently. Failure to do so could risk serious safety issues or severe long-term damage to your property. Written quotations for repairs should be obtained prior to legal commitment to purchase.
Condition rating 2 – Defects that need repairing or replacing but are not considered to be either serious or urgent. The property must be maintained in the normal way.
Condition rating 1 – No repair is currently needed. The property must be maintained in the normal way.
NI – Elements not inspected. The surveyor notes in the report if it was not possible to check any parts of the property that the inspection would normally cover. If the surveyor is concerned about these parts, the report tells you about any further investigations that are needed.
Energy
The surveyor has not prepared the Energy Performance Certificate (EPC) in the Level 2 survey service for the property. If the EPC has not been provided by others, the most recent certificate will be sourced from the central registry, where possible. If the surveyor has access to the current EPC, they will assess and note the energy efficiency rating in this report. Furthermore, any discrepancies between the EPC and the property in question will be identified and explained to you.
Issues for legal advisers
The surveyor does not provide legal advice and does not make comments on any legal documents. If, during the inspection, the surveyor identifies issues that may require further investigation by your legal advisers, these will be noted in the report (for example, advising you to check if there is a warranty for replacement windows). This report has been prepared by a surveyor acting as an employee or agent of a firm, company, or other business entity (‘the Company’). The report is a product of the Company, not the individual surveyor. All statements and opinions in this report are made on behalf of the Company, which takes full responsibility for them. The individual surveyor does not accept personal financial responsibility or liability for the report, and no conclusions should be drawn to the contrary. In the case of sole practitioners, the surveyor may sign the report in their own name, unless they operate as a sole trader limited liability company. This report does not exclude or limit liability for death or personal injury resulting from negligence.
Risks
This section outlines defects and issues that pose a risk to the building or grounds, as well as a safety risk to individuals. These concerns may have been documented and assessed across multiple areas of the property, or they may be of a more widespread nature. They are likely to have been present for some time and cannot be easily rectified. For leasehold properties, the surveyor will provide general advice and suggest questions to ask your legal advisors. A Level 2 homebuyer’s survey or home report will highlight and detail the risks and provide an explanation of the nature of these issues.
The Homebuyers Survey Level 2
Differences of level 2 Homebuyers and level 3 Building surveys
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